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Barking Riverside Gateways Housing Zone Development Opportunity for 3,000 homes & modern commercial space
Barking Riverside Gateways Housing Zone Development Opportunity for 3,000 homes & modern commercial space
Executive Summary
Barking Riverside is one of London’s largest housing development sites with outline planning approval for 10,800 homes and associated facilities. With 2km of River Thames frontage it offers superb potential to provide housing in a new community with superb accessibility to central London in a borough where property prices are more affordable for London’s workforce. One of Barking Riverside’s current challenges however is the oppressive entrance to the new development through a dated, unattractive industrial area. The contrast between Barking Riverside’s award winning architecture and the industrial area is stark and it also acts as a physical and perceptual barrier between residential communities.
Unlocking development potential at the Thames Road industrial area could release capacity for up over 3,000 homes, modern employment space and community facilities and address these challenges. This site is known as Barking Riverside Gateways and has been given Housing Zone status by the GLA.
The Council and Be First (see page 8) will be seeking a development and investment partner to work with us to unlock the full potential of the Housing Zone with a strong focus on place-making and transformational change.
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London is moving East.
Barking is extremely well connected being just 15 minutes to Fenchurch Street. The extension of
the London Overground from Barking to Barking Riverside by 2021 will provide an 8 minute journey
where travellers can then use the C2C, District, Hammersmith & City or London Overground lines
to speedily get to numerous locations. Three East London Transit services also serve the area
providing high frequency connections.
The Barking Riverside Housing Zone site is
shown in red comprising of industrial land in
a variety of ownerships. The site lies between
the Thames View Estate with its green corridor
and waterway and the first phases of Barking
Riverside with its award winning architecture
and superb ecology and green and blue space.
The site is served by East London Transit and
the Council works closely with TfL on ensuring
bus services alter to meet new demands.
Lifschutz Davidson Sandilands Barking Riverside - Design and Access Statement
Kidbrooke
Housing EXPO - Malmo West Harbour
Pylon art, Hattingen Refuse recycling, Sweden Active waterfront civic space - Hafen City, Hamburg
Bird habitat - Common Redshank Activity and green space - Esplanadi, Helsinki
Live + Work - OXO tower WWT Wetland Park, London
4. Diverse ecology
The development can celebrate the mosaic habitat of the site - former marshland can be restored around the existing, ecologically rich watercourses and riverbanks and enhanced with native flora. The industrial landscape legacy can be retained in sweeping banks of planted grassland. Leafy street corridors, brown and green roofs and courtyards with orchard
trees and food gardens complement the wilder habitats.
5. Variety in residential typologies
Barking Riverside can offer a mix of dwellings catering for a diverse population and lifestyles. Dwellings range from townhouses, mews houses, duplexes and flats of various sizes. Apartment buildings responds to the site in scale and massing, materials and orientation.
6. Integrated amenity hubs
The site could provide accessible hubs where different forms of transportation, public space, amenities and housing are brought together in distinct districts.
7. Connectivity and pedestrian friendly transport
The Overground will bring St. Paul’s within half an hour’s travel time and three bus lines will complement the train connection. Walking and cycling can be given priority over private motor traffic - the site provides attractive options from boulevards, mews and park paths to choose from.
8. Spacious outdoor play for children and families
The courtyards can provide varied play and learning spaces with their landscaping and orchards. These door-step play spaces are complemented by the small local parks and sports fields. Pylon Park and the foreshore path are teaching and learning opportunities for the environment and ecology.
Unlocking development potential is not without
challenges and will not come forward without
public sector intervention – this has been
recognised by the GLA, who approved an
allocation of £30m to the Barking Riverside
Gateways Housing Zone when designated
in April 2016. The Council is looking to invest
a similar amount and making it an initial Be
First project. The key initial challenge is land
assembly and the Council/Be First therefore
seeks a partner to work with us to address this
backed up by CPO powers.
BARKING WITHIN THE LONDON CONTEXT
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Lifschutz Davidson Sandilands Barking Riverside - Design and Access Statement
01 02 03
04 05 06
07 08 09
Pylon and cables Existing historic buildings Flood defence wall and water gate
Existing T jetty Ripple Nature Reserve Existing Barking Power Station
Overground extension from Gospel Oak Foreshore ecology zone Stage 3 landfill remediation
Lifschutz Davidson Sandilands Barking Riverside - Design and Access Statement
Kidbrooke
Housing EXPO - Malmo West Harbour
Pylon art, Hattingen Refuse recycling, Sweden Active waterfront civic space - Hafen City, Hamburg
Bird habitat - Common Redshank Activity and green space - Esplanadi, Helsinki
Live + Work - OXO tower WWT Wetland Park, London
4. Diverse ecology
The development can celebrate the mosaic habitat of the site - former marshland can be restored around the existing, ecologically rich watercourses and riverbanks and enhanced with native flora. The industrial landscape legacy can be retained in sweeping banks of planted grassland. Leafy street corridors, brown and green roofs and courtyards with orchard
trees and food gardens complement the wilder habitats.
5. Variety in residential typologies
Barking Riverside can offer a mix of dwellings catering for a diverse population and lifestyles. Dwellings range from townhouses, mews houses, duplexes and flats of various sizes. Apartment buildings responds to the site in scale and massing, materials and orientation.
6. Integrated amenity hubs
The site could provide accessible hubs where different forms of transportation, public space, amenities and housing are brought together in distinct districts.
7. Connectivity and pedestrian friendly transport
The Overground will bring St. Paul’s within half an hour’s travel time and three bus lines will complement the train connection. Walking and cycling can be given priority over private motor traffic - the site provides attractive options from boulevards, mews and park paths to choose from.
8. Spacious outdoor play for children and families
The courtyards can provide varied play and learning spaces with their landscaping and orchards. These door-step play spaces are complemented by the small local parks and sports fields. Pylon Park and the foreshore path are teaching and learning opportunities for the environment and ecology.
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13.3.2 VillaGe centres - retail
& coMMercial proVision
the village centres serve as a focus to the different communities and optimise walking distances from home to the local amenities. While each village centre serves its local vicinity each provides a slightly different offer to promote movement between the villages, variety and character. retail will be located primarily at the village centre, animating frontages to public spaces and along the local high streets.
overall xxm2 of retail and commercial space is provided. a supermarket is located in village 2, plus a combination of independent units to support a wide range of retailers: health and beauty, family wear, hairdressers, delicatessens and specialist food retailers, cafes and restaurants. in addition farmers markets, and other market trading will be promoted to add to the offer.
details of the specific provision for each village is described under the chapter on the villages but it should be noted that Village 1 is conceived as the village centre with highest density and offer and acts as the main centre for the whole of Gilston park estate.
commercial, civic, leisrure and residential frontages not only engage and activate the public squares, together with the green network throughout the development, the frontages will also form part of the pedestrian experience connecting to pocket gardens, linear parks and the open landscape of Gilston park. application presents more detailed guidance on the different housing typologies proposed.
DRAFT APRIL 2014
SECTION F | Illustrative Design160
13.3.2 VillaGe centres - retail
& coMMercial proVision
the village centres serve as a focus to the different communities and optimise walking distances from home to the local amenities. While each village centre serves its local vicinity each provides a slightly different offer to promote movement between the villages, variety and character. retail will be located primarily at the village centre, animating frontages to public spaces and along the local high streets.
overall xxm2 of retail and commercial space is provided. a supermarket is located in village 2, plus a combination of independent units to support a wide range of retailers: health and beauty, family wear, hairdressers, delicatessens and specialist food retailers, cafes and restaurants. in addition farmers markets, and other market trading will be promoted to add to the offer.
details of the specific provision for each village is described under the chapter on the villages but it should be noted that Village 1 is conceived as the village centre with highest density and offer and acts as the main centre for the whole of Gilston park estate.
commercial, civic, leisrure and residential frontages not only engage and activate the public squares, together with the green network throughout the development, the frontages will also form part of the pedestrian experience connecting to pocket gardens, linear parks and the open landscape of Gilston park. application presents more detailed guidance on the different housing typologies proposed.
DRAFT APRIL 2014
SECTION F | Illustrative Design160
Lifschutz Davidson Sandilands Barking Riverside - Design and Access Statement
Barking Town Centre Barking Riverside Stage 1
A13 / Fenchurch St. rail line
The Barking Creek tidal barrier Power infrastructure - pylons
Becontree Estate
Excel Skip Hire
Barking Power Station
London Sustainable Industries Park
Ice House Quarter01 06
1003 07
09
04 08 11
02
Communal courtyards
GardensA number of different types of outdoor private space for family housing will be made available, including access to communal gardens
CourtyardsControlled communal courtyards that residents in apartments can have access to, with clear management principles employed
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BARKING GATEWAY REGENERATION OBJECTIVES
– Improved gateway into Barking Riverside – Improving perceptions and raising land values
– Strong sense of place and identity but aligned to Barking Riverside
– Removing physical and perceptual barriers between Barking Riverside and Thames View
Estate
– Bringing forward development far quicker than without intervention
– Delivery of thousands of new homes plus commercial space
– Delivering a range of tenures
– Delivery of site for a new secondary school
– Alignment with and following the principles of the Barking Riverside Healthy New Town
– Potential to showcasing new housing delivery methods and new models of mixed use
development.
– Opportunity for Council/Barking and Dagenham Reside investment in rental properties to
deliver long term income.
THAMES VIEW ESTATE
RIVER ROAD INDUSTRIAL AREA
CASTLE GREEN SOUTH DAGENHAM
SUSTAINABLE INDUSTRIES PARK
DAGENHAM DOCK STATION C2C
BARKING RIVERSIDE STATION
BARKING RIVERSIDE
CREEKMOUTH
BARKING RIVERSIDE GATEWAY
LONDON OVERGROUND
A13
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A new regeneration company due to be operational by 1 October 2017 – will harness the opportunities
presented by burgeoning growth in East London and Barking and Dagenham in particular. The move
follows the recent investigation by an independent Growth Commission into the prospects for the
borough, which recommended the establishment of a borough-wide regeneration company.
Barking Riverside Gateways is one of its first flagship projects. Though the council will continue
to make final decisions on planning applications and to approve strategic plans and policies, the
company will offer a range of strategic services, pre-planning services and project delivery as well as
setting up joint ventures and other special purpose companies to deliver regeneration. This is an ideal
project for Be First.
www.befirst.london
THAMES VIEW ESTATE
BE FIRST
RIVER ROAD INDUSTRIAL AREA
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TOWARDS CASTLE GREEN
NATURE RESERVE
BARKING RIVERSIDE STATION
BARKING RIVERSIDE
DISTRICT CENTRE
TOWARDS CREEKMOUTH
RIVER THAMES 200M
BARKING RIVERSIDE MASTERPLAN
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01
02
03
04
05
06
07
08
09
10
Key
Greatfields Park
River Roding
Thames View Estate
Farr Avenue Shops
Health Centre
Thames View Schools Barking Riverside
Barking Riverside Local Centre
Barking Riverside Station
Barking Riverside Masterplan
East London Transit Terminus
Existing Primary School
Thames View East (Reside scheme)
Castle Green
Existing Sports Ground
Sustainable Industries Park
01
02
03 04
05
07
06
0809
11
13
12
11
12
13
14
15
16
CYCLE SUPER HIGHWAY 3
A13
MASTERPLAN
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10
14 15
16
A13
A flexible framework
Southern aspect and views for every plot
Community facilities at the heart of the development
Maximising frontage onto landscape
Diversity of character of open spaces
Creation of streets and squares
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NEW LANDSCAPE SPINE TO CONNECT THAMES VIEW TO BARKING RIVERSIDE
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BLOCK TYPOLOGIESA podium model creates elevated garden configurations and character areas.
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ELEVATED GARDENS TO MAXIMISE SOUTHERN ASPECT
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RE-IMAGINING THAMES ROAD
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DISTINCT AREAS
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A rich series of character areas connected to landscape and locality
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STREET FRONTAGE RETAINS EMPLOYMENT USES
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WAREHOUSE LIVE WORK
RETAIL ARCADESTUDIO / GALLERY
Optional Mezzanine
FLEXIBLE EMPLOYMENT TYPOLOGIES
South facing arcade / zone sufficient for off-street loading
Escape to podium keeps flexible open front
North facing studios
Light
Gallery and physical making spaces
Podium Parking
Height for forklift efficient storage
Ventilation zone along podium edge Depth for maximum fixed
bed lorry & loading
2 x double bedrooms to front
Living / Kitchen to rear
Private residential entrance from podium
Making / studio / retail at base
Allows transition and retention of employment types
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OVERVIEW OF TENDER PROCESS
The Council and Be First will be undertaking a procurement process
to select a development partner later in 2017, mostly likely through
a competitive process with negotiation. The competitive procedure
with negotiation was introduced by the Public Contracts Regulations
2015 and is still a relatively new procedure in the UK. The process
is similar to the restricted procedure but allows for meetings and
negotiations with bidders prior to final tenders being submitted.
INDICATIVE TIMETABLE
Cabinet Approval
OJEU notice
Return of Selection Questionnaire (PQQ)
Issue ITT
Return ITT
Meetings with Bidders
Call for final tenders
Evaluation of tenders
Contract award and completion
April 2017
May 2017
June 2017
June/July 2017
July/August 2017
August/October 2017
October 2017
November 2017
December 2017
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For more information:[email protected]@lbbd.gov.uk
www.befirst.londonwww.lbbd.gov.uk/londonsgrowthopportunity
Prepared byRICK MATHER ARCHITECTSwww.rickmather.com
